Hurricane Irma

As we continue our recovery and cleanup efforts, please visit the Emergency website for the latest information on openings and closings in Miami-Dade County.

Building Permits Overview

A permit brings you the service of Plans Reviewers and Inspectors who are experts in their field. In addition to giving advice, they approve each phase of your project, checking to see that the work is done in accordance with the code and the approved plans. Miami-Dade County uses a uniform building code called the Florida Building Code. Section 104.1.1 of the Florida Building Code states:

"Any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy or occupant content of a building or structure, or any outside area being used as part of the building's designated occupancy (single or mixed) or to erect, install, enlarge, alter, repair, remove, convert, or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by the technical codes, or to cause any such work to be done, shall first make application to the building official and obtain the required permit for the work."

Permits are required for replacement of windows and sliding glass doors, as well as screen enclosures, storage sheds and carports of canvas or metal.

Getting the permit

Building permits are issued in the name of the person(s) performing the work. Only licensed contractors or owners/builders may obtain a permit. Owner/builder permits are limited to the new construction of one single family residence per 24 month period and interior remodeling of commercial buildings is limited to $5,000 in value.

Beginning construction prior to obtaining a permit

If you have been cited for beginning construction prior to obtaining a permit, a permit will be issued and appropriate inspections will be made if the construction conforms to code and your plans are acceptable. If the construction does not conform to code, you have two options -- construction must be brought into compliance or construction must be removed. If the construction is not permitted under any circumstances, then it must be removed. You must have a permit to demolish and an inspection must be made to ensure that it has been demolished and the property cleared.

Permit processing time

Most reviews will be completed in several days. Permits for new construction are processed between 7:30 a.m. and 4 p.m., Monday through Friday. Residential permits take approximately 30 working days and commercial permits take approximately 50 working days for processing. These time projections are for initial plans review only.

Permit Expiration

A building permit is valid provided an approved inspection is obtained within 180 days of its issuance, and an approved inspection is obtained every 180 days until completion

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